9570 Green Cypress Ln Unit 15-G2 · Tice, FL 33905

$119,900

2 bd · 2.0 ba · 1,026 sqft · Condo · 120 Days on market

Built 1989 $461/mo HOA · 24% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gated 55+ Community * Small Pet OK * Mostly Furnished As Seen * Priced To Sell! * Sold AS-IS w/ Free 1 Yr Hm Warranty w/ Full Price Offer * Inside Laund Rm w/ Pantry & Full Size Wash/Dry * Screened Balc w/ Storage * Beautiful Woods View! * 2nd Floor of a 3 Story Building * Quick Occp OK * Pine Ridge Consists of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas have a 1 Car Gar) * Complex is Very Well Maintained w/ Parklike Grounds w/ Many Trees & Green Areas * The Clubhouse Overlooks a 20+ Acre Lake w/ 2 Lighted Fountains Surrounded by a Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Located Througoutht * Ammenities Incl Tennis, Large Heated Pool/Spa, Shuffleboard, Bocci Ball, Car Wash Area & Plenty of Guest Parking * On-Site Mang-Run by Resident Controled Condo Assoc * Maint Fee Incl Water/Sewer, Cable & More! * Easy Access to Area Attractions, Shopping Restaraunts & I-75! * Pine Ridge is One of The Best Values in Lee County FL! * See All Photos & Virtual Tour!

Key facts

• Move-in ready
• Impact glass windows
• Screen balcony

Tags

• PRIVATE WOODS VIEW
• IMPACT GLASS WINDOWS
• MOVE-IN READY
• SCREEN BALCONY
• EXTRA STORAGE CLOSET
• PET FRIENDLY COMMUNITY

Property features AI

Finance

• Other: Pets allowed conditionally (typically one small pet up to 25 lbs)
• HOA & community: Quarterly association fee; Association fees cover management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights, security, trash and water; Community amenities include clubhouse, pool and spa/hot tub, tennis courts, pickleball, bocce, shuffleboard, trails, sidewalks, bike storage, business center, library, dog park, barbecue/picnic areas, vehicle wash area; Community is gated with street lights; 462 units in the community; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Security gate in a gated community; Key card entry; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: One-story building; Entry level: 2; Resale property; Has a view; Property faces southeast; Northwest exposures
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Sprinkler/irrigation system (reclaimed water); Balcony; Screened balcony; Community pool

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal
• Bedrooms: Great room (open-concept main living area)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s); Humidity control
• Interior features: Partially furnished; Breakfast bar; Living/dining room; Pantry; Shower only with separate shower; Cable TV available; Window treatments; High speed internet available; Sliding windows; Tinted and impact glass windows
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#552 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-3.0%/yr); 763 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-11,635
• Equity at exit: $17,877

10-year hold

• IRR: -8.0%
• Equity multiple: 0.60×
• Total profit: $-13,513
• Equity at exit: $10,367

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$461
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $205

Break-even live

Break-even rent $1,632

Max offer price $119,900

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9570 Green Cypress Ln #13 Fort Myers, FL	2.0	2.0	985	$2,800	$2.84	23d	1	0.04mi
9540 Green Cypress Ln #11 Fort Myers, FL	2.0	2.0	988	$2,500	$2.53	23d	1	0.08mi
4681 Lakeside Club Blvd #11 Fort Myers, FL	2.0	2.0	964	$1,300	$1.35	23d	1	0.13mi
9950 Sailview Ct #2 Fort Myers, FL	2.0	2.0	964	$1,500	$1.56	23d	1	0.25mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,100	$1.11	3d	1	0.29mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,150	$1.16	23d	1	0.29mi
434 Buena Vista Blvd Fort Myers, FL	3.0	2.0	1186	$1,850	$1.56	23d	1	0.81mi
141 Schneider Dr Fort Myers, FL	3.0	2.0	1048	$2,500	$2.39	23d	1	0.93mi
320 Morse Plz Fort Myers, FL	3.0	2.0	1196	$2,000	$1.67	23d	1	0.96mi
4900 Tice St Unit 5 Fort Myers, FL	2.0	1.0	700	$800	$1.14	23d	1	0.99mi
328 Bellair Rd Fort Myers, FL	2.0	1.0	900	$1,500	$1.67	23d	1	1.04mi
215 Delray Ave Fort Myers, FL	2.0	1.0	740	$1,450	$1.96	14d	1	1.10mi
326 Chattanooga Dr Fort Myers, FL	2.0	1.0	895	$1,475	$1.65	21d	1	1.22mi
4724 Tice St Fort Myers, FL	2.0	1.0	890	$1,100	$1.24	15d	1	1.22mi
243 Tangerine Dr Fort Myers, FL	2.0	1.5	720	$1,425	$1.98	23d	1	1.24mi
464 Carolina Ave Unit A Fort Myers, FL	2.0	1.0	714	$1,150	$1.61	3d	1	1.28mi
464 Carolina Ave Fort Myers, FL	2.0	1.0	750	$975	$1.30	19d	1	1.28mi
580 Thomas Ave Fort Myers, FL	2.0	1.0	900	$1,200	$1.33	23d	1	1.34mi

HOA detail condo

• Monthly dues: $461 · $5,532/yr
• Likely covers: watersewercablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-17
   days on market $119,900 Active 120 DOM
2. 2026-06-16
   days on market $119,900 Active 119 DOM
3. 2026-06-15
   days on market $119,900 Active 118 DOM
4. 2026-06-13
   days on market $119,900 Active 116 DOM
5. 2026-06-10
   days on market $119,900 Active 113 DOM
6. 2026-06-09
   days on market $119,900 Active 112 DOM
7. 2026-06-07
   days on market $119,900 Active 110 DOM
8. 2026-06-02
   days on market $119,900 Active 105 DOM
9. 2026-06-01
   days on market $119,900 Active 104 DOM
10. 2026-06-01
    days on market $119,900 Active 103 DOM
11. 2026-04-09
    price $119,900
12. 2026-02-17
    listed $129,900 Active
13. 2016-03-01
    price $39,900 1102-char remark

    Show marketing remark (1102 chars)

    Gated 55+ Community * Small Pet OK * Mostly Furnished As Seen * Priced To Sell! * Sold AS-IS w/ Free 1 Yr Hm Warranty w/ Full Price Offer * Inside Laund Rm w/ Pantry & Full Size Wash/Dry * Screened Balc w/ Storage * Beautiful Woods View! * 2nd Floor of a 3 Story Building * Quick Occp OK * Pine Ridge Consists of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas have a 1 Car Gar) * Complex is Very Well Maintained w/ Parklike Grounds w/ Many Trees & Green Areas * The Clubhouse Overlooks a 20+ Acre Lake w/ 2 Lighted Fountains Surrounded by a Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Located Througoutht * Ammenities Incl Tennis, Large Heated Pool/Spa, Shuffleboard, Bocci Ball, Car Wash Area & Plenty of Guest Parking * On-Site Mang-Run by Resident Controled Condo Assoc * Maint Fee Incl Water/Sewer, Cable & More! * Easy Access to Area Attractions, Shopping Restaraunts & I-75! * Pine Ridge is One of The Best Values in Lee County FL! * See All Photos & Virtual Tour!

14. 2009-09-09
    soldstatus $40,000 1102-char remark

    Show marketing remark (1102 chars)

    Gated 55+ Community * Small Pet OK * Mostly Furnished As Seen * Priced To Sell! * Sold AS-IS w/ Free 1 Yr Hm Warranty w/ Full Price Offer * Inside Laund Rm w/ Pantry & Full Size Wash/Dry * Screened Balc w/ Storage * Beautiful Woods View! * 2nd Floor of a 3 Story Building * Quick Occp OK * Pine Ridge Consists of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas have a 1 Car Gar) * Complex is Very Well Maintained w/ Parklike Grounds w/ Many Trees & Green Areas * The Clubhouse Overlooks a 20+ Acre Lake w/ 2 Lighted Fountains Surrounded by a Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Located Througoutht * Ammenities Incl Tennis, Large Heated Pool/Spa, Shuffleboard, Bocci Ball, Car Wash Area & Plenty of Guest Parking * On-Site Mang-Run by Resident Controled Condo Assoc * Maint Fee Incl Water/Sewer, Cable & More! * Easy Access to Area Attractions, Shopping Restaraunts & I-75! * Pine Ridge is One of The Best Values in Lee County FL! * See All Photos & Virtual Tour!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,695
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$5,532
• − Depreciation: −$3,488
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,231/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Tice

• Score: 67/100
• State rank: #552
• US rank: #10424

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+199.8% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $119,900 FORTMLS
• 2026-02-17 Listed $129,900 FORTMLS
• 2016-03-01 Price Changed $39,900 FORTMLS
• 2009-09-09 Sold (MLS) $40,000 FORTMLS